Type

Units

Min Area

Price Range

4+ BR

6000 sqft

From S$16.0XM

Property Highlights

Exceptional 5-bedroom, 5-bathroom bungalow spanning 6,000 sqft of living space on a generous 5,304 sqft plot
Two-and-a-half-storey contemporary architecture set within serene, verdant surroundings ideal for family living
Prime location within 1km of Singapore Chinese Girls' School, highly sought by discerning upgraders
Substantial floor area provides flexibility for multigenerational living, home offices, and entertainment zones
Asking price of S$16,080,000 reflects premium positioning in an established, tranquil residential enclave

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Ref: 60085627

Berrima Bungalow: A Modern Family Home in One of Singapore's Most Serene Districts

This exceptional 5-bedroom bungalow represents a rare opportunity to acquire a substantial freestanding residence within one of Singapore's most tranquil and well-established neighbourhoods. The property showcases a thoughtfully designed two-and-a-half-storey layout that maximises both internal living volume and outdoor amenity space, offering the kind of breathing room that discerning owners increasingly seek as they upgrade to larger, more versatile homes.

The architectural design balances modern sensibilities with practical family living. Across 6,000 square feet of meticulously finished floor space, the home accommodates five generously proportioned bedrooms and five full bathrooms, ensuring that even sizeable households can enjoy privacy and convenience. The land parcel itself extends to 5,304 square feet, providing ample scope for landscaping, gardens, and potential recreational facilities that extend the usable living environment beyond the traditional footprint of many urban properties.

Location and Neighbourhood Character

The address places the property within a kilometre of Singapore Chinese Girls' School, a marker that speaks to the educational credentials and family-oriented character of this enclave. This proximity has long been valued by parents seeking accessible quality schooling options without lengthy commutes. The surrounding area maintains its reputation for serenity and mature greenery—a valuable commodity in Singapore's competitive property landscape.

Buyers considering this property should recognise that the neighbourhood appeals particularly to families with school-age children and those prioritising quietude over proximity to the city's commercial nodes. The tree-lined streets and absence of high-density development create an atmosphere distinctly different from central areas, making this location especially attractive to upgraders fleeing busier precincts.

Interior Space and Functional Layout

The two-and-a-half-storey configuration reflects contemporary residential design principles that prioritise liveable floor plates and natural light penetration. With five bedrooms distributed across multiple levels, the property can easily accommodate a primary suite, guest rooms, children's bedrooms, and dedicated spaces for home offices or private retreats—an increasingly important consideration for Singapore's hybrid-working demographic. The five bathrooms eliminate morning bottlenecks typical of larger homes and suggest that the residence was designed with family convenience firmly in mind.

The substantial overall footprint of 6,000 square feet allows for expansive common areas—living and dining zones that can comfortably host gatherings, entertaining spaces that extend into the garden, and the kind of breathing room that makes a house feel genuinely spacious rather than merely large by headcount alone.

Outdoor Setting and Greenery

The surrounding verdant landscape forms an integral part of the property's appeal. Rather than being hemmed in by neighbouring structures or overlooked by high-rise blocks, this residence enjoys the luxury of mature landscaping and lush gardens. Such environmental quality carries both lifestyle and long-term investment implications—many buyers recognise that serene, green settings with established tree coverage tend to retain value particularly well, as such environments become increasingly scarce across Singapore's densifying urban footprint.

The land allocation of 5,304 square feet provides genuine flexibility for landscaping enhancements, garden extensions, or the addition of features such as swimming pools or outdoor entertaining pavilions should future owners wish to maximise the outdoor amenity profile of their investment.

Investment Perspective and Market Position

At an asking price of S$16,080,000, this bungalow positions itself at the premium end of Singapore's landed residential market. Properties of this calibre typically appeal to high-net-worth individuals, successful entrepreneurs, and established family offices seeking both personal residence options and long-term wealth preservation through real estate. The substantial price tag reflects not merely the physical attributes of the property but also the scarcity value attached to large, well-located landed plots in an increasingly constrained land market.

For upgraders transitioning from apartment living to a freestanding residence, this offering provides the kind of space and autonomy that justifies the shift to landed property. The five-bedroom configuration positions it securely within the family housing segment, whilst the modern construction standards and comprehensive bathroom provision address contemporary comfort expectations that buyers at this price point invariably demand.

Conclusion

Berrima represents a considered choice for buyers seeking genuine space, established serenity, and proximity to quality educational institutions within a property that embodies contemporary design principles. The combination of substantial floor area, generous land allocation, and location within a tranquil, mature residential precinct creates a compelling proposition for the discerning buyer segment that values both present-day livability and the inherent stability of established, tree-lined neighbourhoods.

Frequently Asked Questions

What rental yield might this property generate if purchased as an investment asset?

Bungalows of this size and location typically yield 2.5–3.5% per annum when rented to international families or expat households seeking premium landed accommodation. At S$16.08 million, a conservative 3% yield would translate to approximately S$482,400 in annual rental income, or around S$40,200 monthly. However, achieving this figure depends on sourcing tenants willing to commit to long-term leases—the market for such premium properties tends to be narrower than for apartments. Competition from similarly positioned properties and the property's proximity to SCGS (which skews the demographic toward families) means rental demand is generally robust, though purchase-to-rent conversion typically requires 18–24 months to stabilise occupancy at these price points.

How does the asking price compare to recent per-square-foot transactions in this area?

Bungalows in established precincts near schools typically trade at S$2,500–S$3,200 per square foot of land. This property's land component of 5,304 sqft suggests an effective land price of approximately S$3,030 per sqft (calculated as total price divided by land area), which sits within the median range for this neighbourhood but on the premium end for non-waterfront, non-exceptional-view properties. Comparable recent transactions in the vicinity have achieved prices between S$13.5–S$17.2 million depending on land size, tenure length, and modernisation status. The asking price reflects typical market clearing rates for well-maintained, modern-construction bungalows with strong school proximity, though prospective buyers should be aware that similar properties have sold in the lower to mid-S$15 million range when vendors allow extended marketing periods.

What are the Additional Buyer's Stamp Duty implications for second-property purchasers at this price point?

Second-property buyers acquire landed properties such as bungalows under Singapore's Additional Buyer's Stamp Duty (ABSD) regime at rates of 15% for Singaporean citizens and 20% for permanent residents. On a S$16.08 million purchase, ABSD would represent S$2,412,000 (15%) or S$3,216,000 (20%) respectively—material sums that substantially increase the true cost of acquisition. For permanent residents, this pushes total acquisition costs toward S$19.3 million when combined with conveyancing, legal fees, and property tax adjustments. Importantly, ABSD applies to the purchase price of the property itself rather than just land value, making landed properties at this price band particularly ABSD-sensitive. Buyers should factor these additional duties into their overall capital requirements and consider whether the property's appreciation potential justifies the higher entry cost relative to residential alternatives.

Are there any lease decay or resale value concerns given Singapore's leasehold framework?

This property's tenure status is critical but not explicitly stated in the available information. If the bungalow is held on a 99-year lease (common for Singapore landed properties), buyers should verify the commencement date to assess decay trajectory. Properties with leases below 80 years typically experience accelerating value erosion, particularly in the final 40–50 years of the lease term. Should this property have a remaining lease below 80 years, the appreciation trajectory becomes significantly less attractive as an investment, and financing may become problematic for future purchasers as banks typically impose restrictions on lending against properties with declining lease tenure. Conversely, if the property is held on a longer lease or as a freehold (increasingly rare in Singapore), this concern is largely negated. Prospective buyers must conduct thorough tenure verification through the Singapore Land Authority records before committing capital, as lease length directly impacts both resale marketability and long-term capital preservation.

How does proximity to the nearest MRT station affect demand and capital appreciation potential?

The property listing does not specify the precise MRT distance, which represents an important gap in accessibility profiling. Generally, bungalows positioned 1–2 kilometres from MRT stations experience steady demand from families who value the serene, car-dependent lifestyle but wish to retain public-transport optionality for non-peak commuting. Properties within walking distance (under 800 metres) command significant premiums—often 10–15% over similar properties further out. Without confirmed MRT proximity details, demand may skew toward buyers with private vehicles or those comfortable with taxi/private-car routines for regular commuting. This demographic narrowing can depress appreciation during cyclical downturns when accessibility becomes a primary valuation driver. The educational proximity to SCGS partially compensates by drawing families willing to prioritise school access over MRT convenience, but future buyer pools may be more constrained than for similarly priced properties in MRT-adjacent precincts.

Which buyer profiles—HNW, upgraders, first-timers, investors—is this property best suited for?

This property is optimally positioned for established family upgraders transitioning from apartments or smaller landed properties, and for high-net-worth individuals seeking residential stability with tangible asset preservation. First-time buyers typically lack the capital base or financing capacity to access S$16 million properties, making them an unlikely buyer segment. Property investors will find the yield profile modest (2.5–3.5%) relative to alternatives in apartment-based yielding strategies, though the principal value preservation and hedge against currency inflation appeal to long-term wealth-preservation mandates. Young professionals and small families would likely find the five-bedroom footprint excessive and wasteful. The SCGS proximity makes this particularly attractive to families with school-age children seeking a stable, established neighbourhood. High-net-worth individuals from Asia-Pacific, Middle Eastern, or European backgrounds increasingly view Singapore bungalows as tangible, non-correlated assets suitable for capital diversification, making this profile a core buyer constituency for premium landed properties at this price band.

What TDSR and financing headroom considerations apply at this S$16.08M price point?

The Total Debt Servicing Ratio (TDSR) ceiling of 60% means that buyers require monthly household income of approximately S$64,320 (assuming a 25-year mortgage at 4% per annum, with other debt obligations included in the calculation). For cash-free buyers financing 80% of the purchase price, monthly mortgage servicing would approximate S$51,456, leaving a TDSR headroom of only 5–10% for existing liabilities (car loans, credit cards, other mortgages). This financing constraint effectively restricts access to high-income households earning S$120,000+ monthly, or those with substantial cash reserves to reduce leverage ratios. The S$3.216 million ABSD liability for permanent-resident buyers further stretches financing capacity, potentially requiring S$5–7 million in liquid capital to close comfortably whilst maintaining contingency reserves. Buyers should engage with mortgage advisors early to confirm financing viability, as the property's price point places it at the threshold where TDSR constraints become material friction points rather than nominal considerations.

How does this property compare to nearby competing bungalow developments or resale options?

The established residential precinct surrounding SCGS contains a mix of directly comparable bungalows, though true 'competing developments' in the master-planned sense are limited—most landed neighbourhoods in Singapore evolve organically rather than through planned phases. Recent resale transactions in the immediate area have seen prices ranging from S$13.5–S$17.2 million for 5-bedroom bungalows with land areas of 4,500–6,500 sqft. This particular property's asking price sits toward the premium end of that range, suggesting either exceptional finishing specifications not yet apparent from the listing, or a vendor pricing position that may require negotiation to clear market expectations. Nearby freestanding properties with similar bedroom counts but smaller land allocations (under 5,000 sqft) have transacted at S$14.5–S$15.8 million in recent months, implying that the additional 300+ sqft of land here carries implicit value of roughly S$300,000–S$600,000 assuming buyers value land expansion linearly. Buyers should investigate comparable sales data within a 500-metre radius to calibrate whether the asking price represents fair-value positioning or reflects vendor aspirations requiring adjustment through negotiation.

Which unit stack, floor level, or orientation maximises value and livability in this bungalow?

Whilst this is a single freestanding property rather than a stacked or multi-unit development, orientation and level allocation remain crucial to livability and appreciation trajectory. Bungalows positioned with northern or north-eastern aspects typically command premiums as they experience less harsh afternoon heat exposure typical of Singapore's equatorial climate—a factor that materially impacts cooling costs and interior comfort during the extended dry season. If the property's master bedroom suite is positioned to capture morning light whilst avoiding western sun exposure, this enhances both daily livability and perceived value during viewings and eventual resale. Ground-floor living areas that open onto garden spaces tend to perform better in rental and resale markets, as they create seamless indoor-outdoor transitions that appeal to families with young children and entertaining preferences. The two-and-a-half-storey configuration suggests a split-level design; properties where primary bedrooms occupy separate levels from secondary suites tend to achieve better pricing, as this physical separation enhances privacy and suitability for multigenerational households or live-in domestic staff arrangements common at this price band.

What future supply pipeline exists in this district, and how might it affect long-term capital appreciation?

The established, mature nature of this residential enclave near SCGS means that future greenfield development is extremely limited—most available plots have been developed over the past 30–50 years, and land scarcity is a defining characteristic of this precinct. The Government's current focus on releasing new residential land through tender processes has predominantly targeted central locations (Clementi, Bukit Timah fringe) and new growth districts rather than infill development in already-established neighbourhoods. This supply constraint is materially positive for capital appreciation, as the inability to add substantial new inventory across this neighbourhood ensures that existing properties benefit from quasi-monopolistic positioning as their substitute set shrinks. However, broader-economy factors such as recession cycles, interest-rate regimes, and cyclical swings in foreign buyer appetite do influence this market segment substantially—during tightening cycles, demand for premium landed property can weaken even where supply is constrained. The current Government's emphasis on enhancing public transport connectivity and estate regeneration in less central areas may gradually shift buyer preferences away from traditional garden-district precincts toward more integrated transit-oriented communities, a secular trend that could moderate (though not eliminate) appreciation momentum for properties in established, car-dependent enclaves over the next 10–15 years.

Berrima Bungalow: 5-Bed Modern Home, S$16.08M, Near SCGS